13954 Coyle St · Detroit, MI 48227

$135,000

4 bd · 2.0 ba · 2,165 sqft · Townhouse public records · 23 Days on market

Built 1928 4,356 sqft lot $62/sqft · 113% above area

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome your next Smart Investment in Detroit. This well-built multi family duplex offers immediate rental income with 2 fully leased units generating $2,000 per month. Professional management already in place for a hands off income producing investment! Both tenants are on month to month leases to ensure safe of mind and offer flexibility while enjoying the consistent cash flow from day 1! Spanning 2065 Sq Ft. of thoughtfully redesigned space, each unit offers 2 bedrooms and 1 updated bathroom. The updates create a comfortable home attracting and retaining tenants. The solid construction and quality of the build are evident throughout this historic home while the updates bring this home into the modern age with an inviting and comforting feel. Appliances are tenant owned. DO NOT DISTURB TENANTS without showing.

Key facts

• 4,356 sq ft lot
• Built 1928
• Listed 23 days

Property features AI

Finance

• Financial info: Property used as residential income with two rental units; Each unit is 2 bedrooms and 1 bath; Two units of this type (2-bed/1-bath), reported actual rent $1,000

Exterior

• Utilities: Water available; Sewer available
• Home design: Multi-family residential property; Two-story building; Brick and metal siding construction
• Construction: Asphalt roof; Built with brick and metal siding
• Exterior features: Awnings; Paved road frontage

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Forced air heating (natural gas); Separate meters for heating; No central cooling
• Interior features: High speed internet; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.6%/yr); 385 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,582/mo this rent would consume 52% of the median local household income ($37k/yr) (locally 2371% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $5k; list at $135k implies a 2600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $63,481
• List price: $135,000
• Delta: 112.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,719
• Equity at exit: $20,129

10-year hold

• IRR: 13.8%
• Equity multiple: 2.24×
• Total profit: $46,955
• Equity at exit: $11,672

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$708
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $319

Break-even live

Break-even rent $1,178

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $396	-5% $358	+0% $319	+5% $281	+10% $243
Rent	-10% $194	-5% $257	+0% $319	+5% $382	+10% $444
Rate	-1.0pp $387	-0.5pp $354	base $319	+0.5pp $284	+1.0pp $249

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.20mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	0.52mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	44d	1	0.76mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	1.04mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.14mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.35mi

Listing history 41 events

1. 2026-06-18
   days on market $135,000 Active 23 DOM
2. 2026-06-17
   days on market $135,000 Active 22 DOM
3. 2026-06-15
   statusdays on market $135,000 Active 20 DOM
4. 2026-06-02
   status $135,000 Pending 19 DOM

   Show marketing remark (823 chars)

   Welcome your next Smart Investment in Detroit. This well-built multi family duplex offers immediate rental income with 2 fully leased units generating $2,000 per month. Professional management already in place for a hands off income producing investment! Both tenants are on month to month leases to ensure safe of mind and offer flexibility while enjoying the consistent cash flow from day 1! Spanning 2065 Sq Ft. of thoughtfully redesigned space, each unit offers 2 bedrooms and 1 updated bathroom. The updates create a comfortable home attracting and retaining tenants. The solid construction and quality of the build are evident throughout this historic home while the updates bring this home into the modern age with an inviting and comforting feel. Appliances are tenant owned. DO NOT DISTURB TENANTS without showing.

5. 2026-06-01
   days on market $135,000 Active 19 DOM
6. 2026-05-31
   days on market $135,000 Active 18 DOM
7. 2026-05-18
   status Pending 823-char remark

   Show marketing remark (823 chars)

   Welcome your next Smart Investment in Detroit. This well-built multi family duplex offers immediate rental income with 2 fully leased units generating $2,000 per month. Professional management already in place for a hands off income producing investment! Both tenants are on month to month leases to ensure safe of mind and offer flexibility while enjoying the consistent cash flow from day 1! Spanning 2065 Sq Ft. of thoughtfully redesigned space, each unit offers 2 bedrooms and 1 updated bathroom. The updates create a comfortable home attracting and retaining tenants. The solid construction and quality of the build are evident throughout this historic home while the updates bring this home into the modern age with an inviting and comforting feel. Appliances are tenant owned. DO NOT DISTURB TENANTS without showing.

8. 2026-05-18
   status Pending 825-char remark

   Show marketing remark (823 chars)

   Welcome your next Smart Investment in Detroit. This well-built multi family duplex offers immediate rental income with 2 fully leased units generating $2,000 per month. Professional management already in place for a hands off income producing investment! Both tenants are on month to month leases to ensure safe of mind and offer flexibility while enjoying the consistent cash flow from day 1! Spanning 2065 Sq Ft. of thoughtfully redesigned space, each unit offers 2 bedrooms and 1 updated bathroom. The updates create a comfortable home attracting and retaining tenants. The solid construction and quality of the build are evident throughout this historic home while the updates bring this home into the modern age with an inviting and comforting feel. Appliances are tenant owned. DO NOT DISTURB TENANTS without showing.

9. 2026-05-05
   listed $135,000 Active 823-char remark

   Show marketing remark (823 chars)

   Welcome your next Smart Investment in Detroit. This well-built multi family duplex offers immediate rental income with 2 fully leased units generating $2,000 per month. Professional management already in place for a hands off income producing investment! Both tenants are on month to month leases to ensure safe of mind and offer flexibility while enjoying the consistent cash flow from day 1! Spanning 2065 Sq Ft. of thoughtfully redesigned space, each unit offers 2 bedrooms and 1 updated bathroom. The updates create a comfortable home attracting and retaining tenants. The solid construction and quality of the build are evident throughout this historic home while the updates bring this home into the modern age with an inviting and comforting feel. Appliances are tenant owned. DO NOT DISTURB TENANTS without showing.

10. 2026-05-05
    listed $135,000 Active 825-char remark

    Show marketing remark (823 chars)

    Welcome your next Smart Investment in Detroit. This well-built multi family duplex offers immediate rental income with 2 fully leased units generating $2,000 per month. Professional management already in place for a hands off income producing investment! Both tenants are on month to month leases to ensure safe of mind and offer flexibility while enjoying the consistent cash flow from day 1! Spanning 2065 Sq Ft. of thoughtfully redesigned space, each unit offers 2 bedrooms and 1 updated bathroom. The updates create a comfortable home attracting and retaining tenants. The solid construction and quality of the build are evident throughout this historic home while the updates bring this home into the modern age with an inviting and comforting feel. Appliances are tenant owned. DO NOT DISTURB TENANTS without showing.

11. 2025-11-24
    historical $1,000
12. 2025-10-21
    price $1,000
13. 2025-09-26
    listed $1,100
14. 2024-11-17
    historical
15. 2024-11-17
    historical
16. 2024-11-02
    listed $125,000 Active
17. 2024-11-02
    listed $125,000 Active
18. 2019-08-12
    historical
19. 2019-08-12
    historical
20. 2019-07-23
    price $40,000
21. 2019-07-23
    price $40,000
22. 2019-07-19
    listed $42,000 Active
23. 2019-07-19
    listed $42,000 Active
24. 2018-02-21
    historical
25. 2018-02-21
    historical
26. 2018-02-21
    historical
27. 2018-02-21
    historical
28. 2018-01-10
    price $19,900
29. 2018-01-10
    price $19,900
30. 2018-01-10
    price $19,900
31. 2018-01-10
    price $19,900
32. 2017-12-22
    listed $23,900 Active
33. 2017-12-22
    listed $23,900 Active
34. 2017-12-22
    listed $23,900 Active
35. 2017-12-22
    listed $23,900 Active
36. 2008-10-13
    soldstatus $5,000
37. 2008-07-14
    historical
38. 2008-03-14
    listed $5,000
39. 2006-01-27
    soldstatus $125,000
40. 2003-07-28
    soldstatus $54,000
41. 1995-10-17
    soldstatus $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,995 · $166/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$42/yr (+$4/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,985
• − Mortgage interest: −$7,562
• − Property taxes: −$1,995
• − Insurance: −$675
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$3,927
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,404/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+200.0% since first listed

41 events — show timeline

• 2026-06-14 Relisted — REALCOMP
• 2026-06-12 Relisted — MiRealSource-MiMLS
• 2026-06-02 Pending — MiRealSource-MiMLS
• 2026-06-02 Pending — REALCOMP
• 2026-05-27 Relisted — REALCOMP
• 2026-05-26 Relisted — MiRealSource-MiMLS
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-05 Listed $135,000 MiRealSource-MiMLS
• 2026-05-05 Listed $135,000 REALCOMP
• 2025-11-24 Rental Removed $1,000 APPFOLIO
• 2025-10-21 Price Changed $1,000 APPFOLIO
• 2025-09-26 Listed for Rent $1,100 APPFOLIO
• 2024-11-17 Listing Removed — MiRealSource-MiMLS
• 2024-11-17 Listing Removed — REALCOMP
• 2024-11-02 Listed $125,000 MiRealSource-MiMLS
• 2024-11-02 Listed $125,000 REALCOMP
• 2019-08-12 Listing Removed — REALCOMP
• 2019-08-12 Listing Removed — MiRealSource-MiMLS
• 2019-07-23 Price Changed $40,000 MiRealSource-MiMLS
• 2019-07-23 Price Changed $40,000 REALCOMP
• 2019-07-19 Listed $42,000 MiRealSource-MiMLS
• 2019-07-19 Listed $42,000 REALCOMP
• 2018-02-21 Listing Removed — REALCOMP
• 2018-02-21 Listing Removed — REALCOMP
• 2018-02-21 Listing Removed — MiRealSource-MiMLS
• 2018-02-21 Listing Removed — MiRealSource-MiMLS
• 2018-01-10 Price Changed $19,900 MiRealSource-MiMLS
• 2018-01-10 Price Changed $19,900 MiRealSource-MiMLS
• 2018-01-10 Price Changed $19,900 REALCOMP
• 2018-01-10 Price Changed $19,900 REALCOMP
• 2017-12-22 Listed $23,900 REALCOMP
• 2017-12-22 Listed $23,900 MiRealSource-MiMLS
• 2017-12-22 Listed $23,900 MiRealSource-MiMLS
• 2017-12-22 Listed $23,900 REALCOMP
• 2008-10-13 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2008-07-14 Listing Removed — MiRealSource-MiMLS
• 2008-03-14 Listed $5,000 MiRealSource-MiMLS
• 2006-01-27 Sold (Public Records) $125,000 Public Records
• 2003-07-28 Sold (Public Records) $54,000 Public Records
• 1995-10-17 Sold (Public Records) $45,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,995 · +7.4% YoY. Source: county tax records.